2096 Alamanda Dr
North Miami, FL 33181 · single_family · For Sale · 105 days on market
Asking price$4,395,000
4 beds 6 baths 4,300 sqft
Suggested offer$3,887,286$507,714 above the est. market value of $3,887,286.
View on Realtor.com →Listed by Vanessa Frank · One Sotheby's International Realty
Typesingle_family
Built2025
Price / sqft$1022
Est. value (own analysis)$3,887,286
Rent estimate (own analysis)$11,600/mo
HOANone
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Statusfor_sale
Listed date2026-05-20
Removed date—
MLSMiamiMLS #A12018528
Coordinates25.89127, -80.15511
Address2096 Alamanda Dr
CityNorth Miami
StateFL
Zip33181
Listing ID6217022047
Sourceus-real-estate-listings, cached 2026-09-02
ZIP market snapshot (33181)
Typical home value (ZHVI)$321,152
Typical rent (ZORI)$2,429/mo
Zillow Research's ZHVI (home value index) and ZORI (rent index) for this ZIP, as of 2026-07 — free published data, refreshed monthly, no RentCast quota spent. "Typical value/rent" is a smoothed index, not a literal median of active listings.
Underwriting (buy-and-hold, default assumptions)
| Acquisition (one-time, not monthly/yearly) | |
| Purchase price | $4,395,000 |
| Down payment (20.0%) | $879,000 |
| Loan amount | $3,516,000 |
| Closing costs (5.0%) | $219,750 |
| Total cash to close | $1,098,750 |
| Income | |
| Rent (comp-derived) | $11,600$139,200 |
| Vacancy loss (8.0%) | |
| Effective gross income | $10,672$128,064 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $6,959$83,505 |
| Insurance (placeholder 0.8% of price) | $2,930$35,160 |
| HOA dues | $0$0 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $580$6,960 |
| Total operating expenses | $10,469$125,625 |
| Net operating income (NOI) | |
| Debt service & reserves | |
| Debt service (6.66%, avg 30yr rate as of 2026-08-27, 30yr amortizing) | |
| CapEx reserve (5.0% of GSR) | $580$6,960 |
| Mortgage insurance (PMI) (0.0% of loan, not required — down payment ≥ 20%) | $0$0 |
| Cash flow |
Cap rate
Cash-on-cash
DSCR
Rent-to-price (1% rule)
Gross rent multiplier
Operating expense ratio
Break-even occupancy
Comparables
Same ZIP. Real active rental listings, used to derive the rent estimate above.
| Address | Type | Beds | Baths | Sqft | Asking rent | Listed | Days on market |
|---|---|---|---|---|---|---|---|
| single_family | 4 | 3 | 1,600 | $6,500 | 2026-08-23 | — | |
| single_family | 4 | 3 | 2,145 | $10,500 | 2026-08-10 | — | |
| single_family | 4 | 3 | 2,115 | $13,500 | 2026-07-02 | — | |
| single_family | 4 | 3 | 3,458 | $14,000 | 2026-01-07 | — | |
| single_family | 4 | 3 | 2,388 | $12,700 | 2026-05-07 | — | |
| single_family | 4 | 3 | 2,192 | $6,000 | — | — |
Same ZIP & bedroom count. Closed sales from Realtor.com over the last 12 months, matched to this property's type — real transaction prices, not asking prices. Falls back to Miami-Dade County public records (property appraiser tax roll) when Realtor.com has no sales on file for the area.
| Address | Type | Beds | Baths | Living sqft | Sale price | Sale date |
|---|---|---|---|---|---|---|
| 2030 N Hibiscus Dr | single_family | 4 | 5 | 2,962 | $3,200,000 | 2026-08-10 |
| 1895 Ixora Rd | single_family | 4 | 3 | 2,690 | $2,200,000 | 2026-05-14 |
| 2055 Keystone Blvd | single_family | 4 | 4 | 3,204 | $2,373,900 | 2026-05-12 |
| 12885 N Bayshore Dr | single_family | 4 | 5 | 3,658 | $5,400,000 | 2026-05-12 |
| 12900 N Bayshore Dr | single_family | 4 | 3 | 2,239 | $2,825,000 | 2026-04-30 |
| 1775 NE 147th St | single_family | 4 | 3 | 2,455 | $680,000 | 2026-04-30 |
| 13000 Arch Creek Ter | single_family | 4 | 5 | 2,687 | $2,700,000 | 2026-04-29 |
| 12945 Coronado Ter | single_family | 4 | 3 | 3,757 | $3,500,000 | 2026-04-22 |
| 12545 Palm Rd | single_family | 4 | 4 | 2,552 | $2,600,000 | 2026-03-16 |
| 11407 N Bayshore Dr | single_family | 4 | 3 | 2,705 | $1,800,000 | 2026-02-05 |
| 12855 Maple Rd | single_family | 4 | 4 | 2,750 | $3,140,000 | 2026-01-15 |
| 2180 Alamanda Dr | single_family | 4 | 4 | 2,134 | $1,985,000 | 2025-12-23 |
| 12932 Ixora Rd | single_family | 4 | 3 | 2,258 | $1,600,000 | 2025-12-15 |
| 2140 Hibiscus Cir | single_family | 4 | 3 | 3,823 | $3,300,000 | 2025-12-15 |
| 2010 NE 122nd Rd | single_family | 4 | 2 | 2,856 | $2,250,000 | 2025-11-24 |
| 2085 Ixora Rd | single_family | 4 | 4 | 2,620 | $2,300,000 | 2025-11-05 |
| 12605 Cyprus Rd | single_family | 4 | 5 | 4,078 | $4,700,000 | 2025-11-04 |
| 11675 NE 20th Dr | single_family | 4 | 3 | 2,580 | $2,100,000 | 2025-11-03 |
| 14500 NE 18th Ave | single_family | 4 | 2 | 1,631 | $690,000 | 2025-10-30 |
| 2020 NE 121st Rd | single_family | 4 | 3 | 2,480 | $2,845,000 | 2025-10-10 |
Same ZIP. Other properties currently for sale nearby — asking prices, not closed sale prices. Not a price comp; see Sold comps for actual transaction history.
| Address | Type | Beds | Baths | Sqft | Asking price | Days on market |
|---|---|---|---|---|---|---|
| 1765 NE 145th St | single_family | 4 | 3 | 2,066 | $965,000 | — |
| 11113 Biscayne Blvd Ph 8 | condos | 4 | 5 | 4,560 | $1,850,000 | — |
| 2273 Bayview Ln | single_family | 4 | 4 | 2,900 | $3,875,000 | — |
| 11620 NE 20th Dr | single_family | 4 | 4 | 3,349 | $3,100,000 | — |
| 13741 NE 20th Pl | multi_family | 4 | 2 | 1,678 | $620,000 | — |
| 1845 NE 124th St | single_family | 4 | 5 | 3,216 | $3,600,000 | — |
| 1825 Alamanda Dr | single_family | 4 | 3 | — | $1,850,000 | — |
| 12944 Banyan Rd | single_family | 4 | 3 | 2,460 | $2,750,000 | — |
10-year hold projection
IRR-6.9%
Equity multiple-0.15x
Total return (10yr)-$693,744
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $4,526,850 | $2,439 | -$275,658 | $3,477,879 | $1,048,971 |
| 2 | $4,662,656 | $3,140 | -$275,131 | $3,437,140 | $1,225,516 |
| 3 | $4,802,535 | $3,878 | -$274,571 | $3,393,603 | $1,408,932 |
| 4 | $4,946,611 | $4,655 | -$273,978 | $3,347,077 | $1,599,534 |
| 5 | $5,095,010 | $5,471 | -$273,349 | $3,297,355 | $1,797,654 |
| 6 | $5,247,860 | $6,328 | -$272,684 | $3,244,220 | $2,003,640 |
| 7 | $5,405,296 | $7,229 | -$271,980 | $3,187,435 | $2,217,861 |
| 8 | $5,567,455 | $8,174 | -$271,236 | $3,126,751 | $2,440,704 |
| 9 | $5,734,478 | $9,166 | -$270,451 | $3,061,900 | $2,672,579 |
| 10 | $5,906,512 | $10,206 | -$269,623 | $2,992,595 | $2,913,918 |
Assumes 3.0% annual rent growth, 2.5% expense growth, 3.0% appreciation, and a 6.0% selling cost at exit — all placeholder assumptions, not market-derived.